| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 54th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3100 SW 35th Pl, Gainesville, FL, 32608, US |
| Region / Metro | Gainesville |
| Year of Construction | 1984 |
| Units | 100 |
| Transaction Date | 2022-08-16 |
| Transaction Price | $6,888,600 |
| Buyer | SKYWOOD POINT LLC |
| Seller | ARP SW 35TH PLACE LLC |
3100 SW 35th Pl Gainesville Multifamily Investment
Neighborhood occupancy has trended upward over the past five years, and a high share of renter-occupied housing supports depth of demand, according to WDSuite’s CRE market data. Investors should view this as a workforce- and student-adjacent location where consistent renter activity can underpin leasing.
Positioned in an Inner Suburb of Gainesville, the neighborhood carries an A rating and ranks 11th among 114 metro neighborhoods, signaling competitive fundamentals relative to the market. Amenity access is a clear strength: cafes, groceries, and restaurants place within the top quartile among 114 Gainesville neighborhoods and in the upper national percentiles, which can aid leasing velocity and day-to-day convenience for residents.
The property’s 1984 vintage is earlier than the neighborhood’s average construction year of 1994. That age profile points to capital planning and value-add potential through selective renovations and systems upgrades to remain competitive against newer stock.
Tenure data indicates a high share of renter-occupied housing units in the neighborhood, and within a 3-mile radius renters also comprise a large majority of occupied units. For multifamily investors, this concentration supports a deeper tenant base and can help stabilize demand through cycles.
Within a 3-mile radius, both population and households have grown and are projected to expand further by 2028, implying a larger tenant base and support for occupancy stability. Home ownership costs in the immediate area are relatively accessible compared with many U.S. neighborhoods, which can introduce some competition from entry-level ownership; however, strong amenity access and a sizable renter pool continue to support multifamily demand. Rent-to-income levels suggest some affordability pressure, making proactive lease management and renewal strategies important for retention, based on multifamily property research from WDSuite.
Safety metrics indicate the neighborhood sits below national averages, with national percentiles that are on the lower end compared with neighborhoods nationwide. Within the Gainesville metro, it ranks in the lower half among 114 neighborhoods, suggesting investors should underwrite prudent security measures and active property management.
Recent trends show a modest decline in property-offense rates year over year, while violent-offense indicators have edged up. Taken together, the directional data supports a balanced approach: budget for on-site safety enhancements and resident engagement while monitoring trends as part of ongoing asset management.
This 100-unit asset benefits from a competitive Inner Suburb location with strong daily-needs access and a high concentration of renter-occupied housing, supporting depth of demand. According to CRE market data from WDSuite, neighborhood occupancy has improved over the past five years, and 3-mile demographics point to continued renter pool expansion through 2028, which can support leasing and retention.
Built in 1984, the property is older than the neighborhood’s average vintage, creating a clear value-add pathway through targeted renovations and modernization to sharpen competitive positioning. Investors should also account for affordability pressure and safety considerations in leasing and operating plans, balanced by the area’s amenity strength and sizable renter base.
- Competitive Inner Suburb location with strong daily-needs amenities that support leasing
- High renter-occupied share locally and 3-mile demand drivers reinforce tenant base depth
- Upward neighborhood occupancy trend and projected population/household growth support stability
- 1984 vintage offers value-add/CapEx avenues to enhance rents and competitiveness
- Risks: affordability pressure (rent-to-income), below-average safety metrics, and potential competition from entry-level ownership